13219 NE 32nd Ter · Gainesville, FL 32609

$175,000

3 bd · 2.0 ba · 1,836 sqft · Manufactured public records · 72 Days on market

Built 1996 1.00 ac lot

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great potential for this spacious 3/2 doublewide manufactured home on 1 acre of land. Enjoy the peace and privacy right outside of city limits but close enough Gainesville for all the city amenities. Newer HVAC, large kitchen with plenty of cabinet space, large living room with fireplace, vaulted ceilings. Don't miss the primary bedroom with garden tub and walk-in closets. Front outdoor space includes productive blueberry bushes—an attractive, sustainable addition for future homeowners.

Key facts

• 1 acre lot
• Built 1996
• Listed 72 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 81/100 on livability (#97 in FL, #1,480 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D+, crime F.
• Alachua (urban): math 49% / reading 54% proficiency, ranked #30 of 73 in FL (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.0%/yr); 111 active listings in the ZIP; 1,774 units permitted in Alachua County in 2024 (984 in 5+ unit buildings).
• At $1,908/mo this rent would consume 46% of the median local household income ($49k/yr) (locally 1037% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Alachua County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.0% rent growth), your $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $121k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.09% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.57%
• DSCR: 1.47
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.04% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $1,098
• Equity at exit: $26,093

10-year hold

• IRR: 11.2%
• Equity multiple: 1.91×
• Total profit: $44,593
• Equity at exit: $15,131

Cash invested: $49,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 32609

• Home prices YoY: -23.5%
• Rents YoY: 4.0%
• Active inventory: 111
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,908 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$85 /mo · $1,016/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $432

Break-even live

Break-even rent $1,361

Max offer price $175,000

Occupancy floor 72%

Sensitivity live

Price	-10% $531	-5% $481	+0% $432	+5% $382	+10% $333
Rent	-10% $281	-5% $356	+0% $432	+5% $507	+10% $582
Rate	-1.0pp $520	-0.5pp $476	base $432	+0.5pp $386	+1.0pp $340

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $175,000 Active 72 DOM
2. 2026-06-18
   days on market $175,000 Active 69 DOM
3. 2026-06-17
   days on market $175,000 Active 68 DOM
4. 2026-06-16
   days on market $175,000 Active 67 DOM
5. 2026-06-15
   days on market $175,000 Active 66 DOM
6. 2026-06-14
   days on market $175,000 Active 64 DOM
7. 2026-06-13
   days on market $175,000 Active 63 DOM
8. 2026-06-10
   days on market $175,000 Active 61 DOM
9. 2026-06-09
   remarks 681-char remark
10. 2026-06-09
    status $175,000 Active 60 DOM
11. 2026-06-02
    remarks 531-char remark
12. 2026-06-02
    status $175,000 Pending 60 DOM
13. 2026-06-01
    days on market $175,000 Active 60 DOM
14. 2026-05-31
    days on market $175,000 Active 59 DOM
15. 2026-05-30
    days on market $175,000 Active 58 DOM
16. 2026-04-02
    listed $175,000 Active 497-char remark

    Show marketing remark (497 chars)

    Great potential for this spacious 3/2 doublewide manufactured home on 1 acre of land. Enjoy the peace and privacy right outside of city limits but close enough Gainesville for all the city amenities. Newer HVAC, large kitchen with plenty of cabinet space, large living room with fireplace, vaulted ceilings. Don't miss the primary bedroom with garden tub and walk-in closets. Front outdoor space includes productive blueberry bushes—an attractive, sustainable addition for future homeowners.

17. 2020-07-21
    soldstatus $121,000
18. 2020-07-10
    soldstatus $121,000 803-char remark

    Show marketing remark (803 chars)

    Come home to this 3-bed, 2-bath 1,836 SQ FT ranch-style home that’s situated on 1 acre of beautiful land. With your first step into this home, the laminate wood floors and the vaulted ceilings greet you with a warm and airy feeling. Whether you prefer sitting in front of the fire place or lounging on the deck or patio space, this home provides plenty of options for relaxation. The large yard is perfect for children or pets to play. Meanwhile, the house has a newer roof (2015) and HVAC and water heater were replaced in 2007. Never worry about storage again with a 12’x20’ barn and two 10’x8’ sheds for your yard equipment or project tools. Just 5 miles outside of the city limits, you’ll enjoy a quiet neighborhood with an easy drive to downtown, VA, and Shands.

19. 2019-10-23
    listed $114,900 803-char remark

    Show marketing remark (803 chars)

    Come home to this 3-bed, 2-bath 1,836 SQ FT ranch-style home that’s situated on 1 acre of beautiful land. With your first step into this home, the laminate wood floors and the vaulted ceilings greet you with a warm and airy feeling. Whether you prefer sitting in front of the fire place or lounging on the deck or patio space, this home provides plenty of options for relaxation. The large yard is perfect for children or pets to play. Meanwhile, the house has a newer roof (2015) and HVAC and water heater were replaced in 2007. Never worry about storage again with a 12’x20’ barn and two 10’x8’ sheds for your yard equipment or project tools. Just 5 miles outside of the city limits, you’ll enjoy a quiet neighborhood with an easy drive to downtown, VA, and Shands.

20. 2005-12-05
    soldstatus $114,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $1,016 · $85/mo
• Projected year-2 tax: $1,452 · $121/mo
• Expected delta: +$436/yr (+$36/mo · 42.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,891
• − Mortgage interest: −$9,803
• − Property taxes: −$1,016
• − Insurance: −$875
• − Repairs & maintenance: −$1,831
• − Management: −$1,831
• − Depreciation: −$5,091
• Taxable income: $2,443
• Est. tax owed @ 24.0%: −$586
• After-tax cash flow: $4,593/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Alachua
• NCES district ID: 1200030
• Math proficiency: 49% ▼ -9.00%
• Reading proficiency: 54% ▼ -3.00%
• Median HH income: $42,683
• Composite: 43.31/100
• National rank: #3038
• State rank: #30 of 73 in FL

Livability — Gainesville

• Score: 81/100
• State rank: #97
• US rank: #1480

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment D+ Housing A- Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Alachua County · 218,005 people
• City population: 188,348
• Metro: Gainesville, FL
• Population (ZIP): 19,752
• Household income: $49,406
• Rent vs Own: 48.8% rent · 51.2% own
• Severe rent burden: 1037.0

Population outlook (Alachua County) Hauer SSP2

• Today (2025): 289,834 people
• By 2030: 305,873 · +5.5%
• By 2040: 335,246 · +15.7%
• By 2050: 364,719 · +25.8%
• By 2075: 436,665 · +50.7%
• By 2100: 482,920 · +66.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 54% Black 33% Hispanic / Latino 8% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Alachua

• 2024 margin: Strong D (+21.0) · D 59.7% · R 38.8% · Other 1.5%
• 2008→2024 swing: -0.6pp no change · 2008: 21.6pp · 2024: 21.0pp
• All cycles: 2024: D+21.0 2020: D+27.2 2016: D+22.5 2012: D+17.3 2008: D+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.25%
• Current HPI: 304.1951
• Rent YoY: ▲ 4.04%
• Metro: Gainesville, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+53.5% since first listed

5 events — show timeline

• 2026-04-02 Listed $175,000 Stellar MLS as Distributed by MLS Grid
• 2020-07-21 Sold (Public Records) $121,000 Public Records
• 2020-07-10 Sold (MLS) $121,000 Stellar MLS as Distributed by MLS Grid
• 2019-10-23 Listed $114,900 Stellar MLS as Distributed by MLS Grid
• 2005-12-05 Sold (Public Records) $114,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,016 · +3.1% YoY. Source: county tax records.